6509 NIGHT CHINOOK DR 78610
| Owner | NEUPANE AATISH |
|---|---|
| Parcel ID | 0455070816 |
| Short ID | 954645 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 2,410 SF |
| Land SF | 4,945 SF |
| Acres | 0.114 |
| Year Built | 2022 |
| Legal | TURNERS CROSSING NORTH PHS 1 BLK O LOT 16 |
| Neighborhood | H1501 |
| Land | $62,573 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $62,573 |
| Improvement | $321,653 |
|---|---|
| Total Improvement | $321,653 |
| Market | $384,226 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $384,226 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $384,226 |
| Exemptions (−) (HS) | −$76,845 |
|---|---|
| Taxable Value | $307,381 |
Appreciation: Market value has risen +9.3% from $351,476 (2024) to $384,226 (2025), a CAGR of 9.3% over 1 year. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2024→2025), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend.
Tax Burden: The combined rate across 5 taxing entities is 0.7973% in 2025 (+0.0436% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $2,451. P10L is the largest single contributor, at 41.0% of the total 2025 levy.
Asset Class: O. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 16% of market value ($62,573 land vs $321,653 improvements), about $13/SF of land. Most value sits in the improvements, so building condition, age (~4 yrs), and rent roll drive the underwriting.
Forward Outlook: Holding the +9.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $599,849 by 2030, with an estimated annual tax burden around $4,957. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
No delinquent taxes on record.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 2,410 SF | ✗ |
| 2ND | 2nd Floor | 1,214 SF | ✓ |
| 1ST | 1st Floor | 1,196 SF | ✓ |
| 041 | GARAGE ATT 1ST F | 360 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 342 SF | ✗ |
Market value changed by 486% in 2023, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Entity | 2021 Rate | 2022 Rate | 2023 Rate | 2024 Rate | 2025 Rate | YoY (2024→25) | Amt Due | Amt Paid | Balance |
|---|---|---|---|---|---|---|---|---|---|
| P10L | — | — | — | — | — | — | $1,863.17 | $1,863.17 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,155.28 | $1,155.28 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $392.12 | $392.12 | Paid |
| E11 Travis County ESD # 11 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $384.23 | $384.23 | Paid |
| E15 Travis County ESD # 15 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $384.23 | $384.23 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $362.78 | $362.78 | Paid |
| Combined Rate | 0.7740% | 0.7054% | 0.7039% | 0.7537% | 0.7973% | +0.0436% | $4,541.81 | $4,541.81 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $365,821 | $384,226 | -4.8% |
| Assessed Value | $365,821 | $384,226 | -4.8% |
| Land Value | $62,573 | $62,573 | +0.0% |
| Improvement Value | $303,248 | $321,653 | -5.7% |
| Taxable Value | $292,657 | $307,381 | -4.8% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$2,333
Estimated
|
~$4,542
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $395,782 | $365,821 | -29,961 (-7.6%) |
| Taxable Value | $316,626 | $292,657 | -23,969 (-7.6%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $365,821 | $62,573 | $303,248 | — | $365,821 | $292,657 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $384,226 | $62,573 | $321,653 | — | $384,226 | $307,381 | ~$4,542 | Partial |
| 2024 | $351,476 | — | — | −$291,476 | $60,000 | $— | $4,978 | Verified |
| 2023 | $— | — | — | — | $48,000 | $— | $3,854 | Verified |
| 2022 | $— | — | — | — | $48,000 | $— | $2,315 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +3.0% | +3.0% | ~100% | Not available | Partial |
| 2025 | -17.3% | -17.3% | ~100% | Not available | Partial |
| 2024 | +65.2% | +65.2% | ~100% | 1.0700% | Verified |
| 2023 | +485.8% ! | +485.8% | ~100% | 1.3700% | Verified |
| 2022 | base year | — | ~100% | 4.8200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +700.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -4.8% | +2.3% | +10.4% | +9.3% | 2025 | -4.8% | 2026 |
| Assessment Ratio | 100.0% | 72.4% | — | 100.0% | 2025 | 17.1% | 2024 |
| Effective Tax Rate (2025) | 1.1800% | 1.1800% | — | 1.1800% | 2025 | 1.1800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$4,542 | $4,760 | ~$4,127 | $4,978 | 2024 | $4,542 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$420,028 | ~$420,028 | ~0.8031% | ~$3,373 | +9.3% |
| 2027 | ~$459,165 | ~$459,165 | ~0.8089% | ~$3,714 | +19.5% |
| 2028 | ~$501,949 | ~$501,949 | ~0.8147% | ~$4,090 | +30.6% |
| 2029 | ~$548,720 | ~$548,720 | ~0.8206% | ~$4,503 | +42.8% |
| 2030 | ~$599,849 | ~$599,849 | ~0.8264% | ~$4,957 | +56.1% |
| 2026 | ~$412,343 | ~$412,343 | ~0.7973% | ~$3,287 | +7.3% |
| 2027 | ~$442,518 | ~$442,518 | ~0.7973% | ~$3,528 | +15.2% |
| 2028 | ~$474,900 | ~$474,900 | ~0.7973% | ~$3,786 | +23.6% |
| 2029 | ~$509,653 | ~$509,653 | ~0.7973% | ~$4,063 | +32.6% |
| 2030 | ~$546,949 | ~$546,949 | ~0.7973% | ~$4,361 | +42.4% |
| 2026 | ~$427,712 | ~$422,649 | ~0.8060% | ~$3,407 | +11.3% |
| 2027 | ~$476,120 | ~$464,913 | ~0.8147% | ~$3,788 | +23.9% |
| 2028 | ~$530,006 | ~$511,405 | ~0.8235% | ~$4,211 | +37.9% |
| 2029 | ~$589,992 | ~$562,545 | ~0.8322% | ~$4,682 | +53.6% |
| 2030 | ~$656,766 | ~$618,800 | ~0.8409% | ~$5,204 | +70.9% |
Estimate only. The appraisal district sets value as of Jan 1 (not at sale price). A sale is strong evidence of market value and is typically reflected in the next Jan 1 valuation. Taxing units set rates annually. Modeled from government data — not a legal or tax opinion.